Hearings Official Decision - Laserfiche WebLink

owned Ribbon Trail. As reflected in the February 28, 2018 revised Public Works referral comments (Public Works referral comments) (page 3), the applicant's request for an exception to the requirement to provide a connection between Capital Drive and Floral Hill Drive pursuant to EC 9.6815(2)(g)(2)(a) is warranted, given that the existing slopes to the east are in excess of 30% (well above the City's maximum street grade requirements) and would require that the street cross the Ribbon Trail. EC 9.6815(2)(c) requires developments to include street extensions to undeveloped or partially developed lands adjacent to the development, and in a location that enables adjoining properties to connect to the proposed development's street system. Other than Hendricks Park to the north and the Ribbon Trail to the east, the only adjoining lands include a 0.7-acre property (Assessor's Map 18-03-04-31, Tax Lots 2601 and 2603) to the west of the development site, and Tax Lots 101 and 102 of Assessor's Map 18-03-04-34 to the south of the development site, all of which have adequate frontage on Capital Drive. Public Works referral comments (page 3) recommends that there should be no requirement to provide additional public street connections through the subject site to any of these properties. Capital Drive currently terminates at the City-owned Hendricks Park property and a connection in the direction of the Ribbon Trail is physically precluded. EC 9.6815(2)(d) requires secondary access for fire and emergency vehicles consistent with EC 9.6870. The proposed PUD qualifies for an exception to this standard under EC 9.6815(2)(g)(2)(a) because the slopes between Capital Drive and Cresta De Ruta Street to the west, and from the private street (Cupola Drive) to the easterly property boundary are well in excess of 15%, which is the maximum allowable grade for City streets. Further, an exception to the north is warranted under EC 9.6815(2)(g)(2)(b) because the property to the north is developed as a City park (i.e., Hendricks Park) and Capital Drive already provides a public right-of-way connection to this adjoining property. No additional street connection is feasible or warranted. EC 9.6815(2)(e) requires minimization of excavation and embankment for proposed street alignments. Public Works Referral comments (page 3) conclude that the proposed development complies with this standard because the proposed public street improvements will be located in alignment with the existing roadway location. The proposal for curbside sidewalks on the east side of Capital Drive will reduce the amount of excavation as compared to setback sidewalks. EC 9.6815(2)(f) requires that barriers be installed at the end of a required improved street when it terminates at an existing street that is not improved to City standards. The applicant has proposed to end the full width improvements of Capital Drive approximately 125 feet south of the property's northern edge. This will leave the remaining 125 feet in its current, unimproved condition. The installation of a street end barricade will be required north of any Capital Drive access points, south of Hendricks Park, during the PEPI process, consistent with this standard. One neighbor argues that the exception to the Street Connectivity Standard at EC 9.6815(2)(b) is prohibited because it violates the purpose of EC 9.6815(l) that "streets are designed to efficiently and safely accommodate emergency fire and medical service vehicles." (CW Murchison written testimony, March 21, 2018.) He argues that the existing streets cannot safely Hearings Official Decision (PDT 17-1) 42